Bramalea GO Mobility Hub Land Use Assessment Study April 5th, 2019 Prepared for Prepared by INCREMENTI CONSULTING LTD. LETTER OF TRANSMITTAL INCREMENTI CONSULTING LTD. Incrementi Consulting Ltd. Mr. Alex Taranu, FRAIC, FCIP, OAA, RPP 200 University Avenue West Senior Advisor, Architectural Design Waterloo, ON N2L 3G1 City of Brampton Brampton, ON Subject: Bramalea Go Mobility Hub: Land Use Assessment Study Dear Mr. Taranu, Incrementi Consulting is pleased to provide the City of Brampton with this Bramalea GO Mobility Hub Land Use Assessment Study. The project team has conducted a comprehensive research process and rigorous planning exercises to ultimately identify a final recommended development scenario for the Bramalea GO Station Area. We believe that our recommendations will allow for innovative redevelopment to take place, leveraging unique locational opportunities to introduce additional new employment uses to the industrial area. This transformation will allow the Bramalea GO Station Area to create a more liveable community and establish itself as Brampton’s technology and innovation hub. We thank you for this rewarding opportunity to collaborate with the City of Brampton over the last four months. If you have any questions or comments regarding this report, please do not hesitate to contact me at [email protected]. Sincerely, Nhel Soriano Project Manager Incrementi Consulting Acknowledgment Note Our Client Incrementi Consulting Ltd. would like to extend our sincere gratitude to our client, Alex Taranu, Senior Advisor of Architectural Design, City of Brampton, who gave us a valuable opportunity to conduct this challenging and rewarding land use assessment study. We appreciate the time taken out of his busy schedule to arrange presentations, on-site visits, and staying in touch through emails and phone calls. Our Mentor We would also like to thank our mentor, Bill Green, former Principal of GSP Group. He provided continuous support and advised our group over the course of this project, navigating our team in the right direction throughout. His assistance and expertise was greatly appreciated. Our Professor Lastly, we would like to thank Kevin Curtis, a professor at the University of Waterloo’s School of Planning, for his ongoing professional mentorship and encouragement throughout the study and formation of this report. EXECUTIVE SUMMARY BRAMALEA GO MOBILITY HUB AREA Introduction Research The Bramalea GO Mobility Hub Land Use In order to inform the visions and planning Assessment study was initiated by the City of recommendations for the Bramalea GO Mobility Brampton in January 2019 to study the opportunities Hub Area, a comprehensive research exercise and constraints related to employment-based was undertaken. redevelopment and intensification of the area. Existing conditions for the site-specific, The focus of the study was to develop a land use local and regional contexts were examined vision that maximizes the area’s potential based first. The current land uses identified significant on its location, transportation connectivity and features and landmarks in the Study Area, existing employment uses. such as the Bramalea GO Station, as well as The study was made up of multiple transportation infrastructure such as the rail components, including: extensive analysis lines and nearby bus routes. Site topography of the Bramalea GO Mobility Hub lands and and geographic features were noted, along with surrounding context; research and data significant ecological features, servicing and collection to inform recommendations; creation municipal financing considerations, and possible of Vision, Goals, Objectives and Success Criteria; contamination concerns. The demographics of a Business case for redevelopment; drafting two the Study Area neighbourhood and Brampton alternative development visions for the area; a were described as well. final recommended development scenario; and An extensive investigation was conducted into a work plan outlining recommended actions for the various policies and plans applicable to the implementation. Study Area. These documents included the The Study Area in this study comprises Toronto Pearson Airport Zoning Regulations, the of about 1.1 square kilometres, centred around Growth Plan for the Greater Golden Horseshoe, the intersection of Bramalea Road and Steeles Metrolinx’s 2041 Regional Transportation Plan, Avenue East in southeast Brampton. The Site is and a multitude of regional and local plans. bound by Avondale Boulevard to the north, the Site zoning was examined and key planning Canadian Tire distribution centre to the east, the issues were identified that would impact the GO Rail line to the south and Spring Creek to the development of the final vision. west. Land uses in the Site are primarily industrial; but also include residential, institutional and Findings and Conclusions The industrial real estate analysis determined low The mobility network analysis identified strong vacancy rates, low turnover and rising land prices transit ridership trends in Brampton over the on industrial land in Brampton. Meanwhile, the last four years, and multiple upcoming projects commercial real estate analysis found that there to strengthen the City’s position as a sustainable, is a consistent lack of commercial real estate transit-supportive area. The Toronto Pearson available in Brampton and the GTA, which limits International Airport (TPIA) was found to be a development opportunities. major feature with significant benefits for the City of Brampton and the Study Area, most notably An analysis of the employment context in the job creation. Study Area and the City found a diverse base of employees and employment opportunities, The City of Brampton, in joint partnership with many of which could be complemented by new Ryerson University, intends to build an innovative employment typologies such as innovation, hub and cybersecurity centre in downtown research and development, offices and live-work Brampton. The introduction of these services developments. close to the Study Area supports the vision an employment-based hub because of its close Case Studies proximity to the Downtown and Bramalea GO Stations and opportunity for future partnerships. The Waterloo Research and Technology Station Study Area, as well as the Brampton Go Mobility Hub are occupied by lower density office and industrial uses, which needs to be redeveloped to meet the demand of employment market conditions. The land use vision for Bramalea GO Mobility Hub should Two site-specific case studies from the aim to provide flexibility, to allow the area to Region of Waterloo were examined. The adapt to the constantly changing market. Catalyst 137 campus in Waterloo, was built to Successful innovation hubs consist of support research and technology companies - adaptive reuse and new developments becoming one of the largest Internet of Things that encourage mixed uses , easy access (IoT) manufacturing spaces in North America. to transit and a compact urban form. Just This hub provides tenants with a testing facility, like Saint Elizabeths, the relocation of the marketspace, commercialization space and current Canadian Tire Site allows for the funding opportunities. This development can redevelopment of to emphasize innovation be translated into the Bramalea GO Mobility in an area that is highly accessible by transit, Hub, replacing the existing Canadian Tire is close to a future higher education facility, building. and is located along the Toronto-Waterloo Region Corridor. The Communitech Hub is a public-private innovation hub that is home to various startups Both the False Creek Flats area and the and global enterprises. Similarly, development Bramalea GO Mobility Hub are employment at the Bramalea GO Mobility Hub, specifically zones located with strategic locations, the Canadian Tire Site, should aim to achieve and specialized industries. This example this outcome through resources and amenities illustrates that successful innovation hubs that could strengthen Brampton’s role as a are found adjacent to institutional uses, major employment hub. downtown areas, and are well connected to transit facilities and services. SWOT Analysis Two SWOT analysis exercises were undertaken: one for the Study Area itself and one for the larger Brampton and regional context. They were conducted to synthesize findings and identify implications for the Mobility Hub’s redevelopment and intensification. Strenghts Weaknesses Location, connectivity, Segregated land uses, existing employment and mobility and land quality existing infrastructure Internal Opportunities Threats Active transportation, land Planning, environmental, use, employment hub, economics and uncertainty open space for success Strenghts Weaknesses Location, consistency with Lack of land use diversity, plans competition to be the Region’s Employment Centre, and issues collaborating with regional transit providers External Opportunities Threats Transit network, economic Competing land uses, plan growth, and designated amendments required, centre in 2040 vision and growth uncertainty Vision Stemming from the research, synthesis and This vision outlined four main goals, which were SWOT analysis exercises, a vision was created for tied to the Sustainable City Framework in the City the Bramalea GO Mobility Hub Area. The vision of Brampton 2006 Official Plan: aims: 1 Increase the number of jobs within the To develop an innovative City of Brampton; “ employment center around the Bramalea GO